Riad Viewing Checklist: What to Check Before Buying

The first visit to a riad is almost always love at first sight. The door opens onto the patio, light falls on the zellige tiles, the noise of the medina fades away… and that’s precisely the moment when you forget to look at the walls, the terrace or the electricity meter. Through the many tours we’ve led in the medina of Marrakech, we’ve learnt that a riad’s flaws are rarely hidden: you notice them when you know where to look.

Here is the checklist we use with our clients. Print it out, take it with you, and take your time: you should never buy a riad after just one visit.

In short : check the following in order: derb and access, the structure (cracks, floors, party walls), the’humidity, the terraces and waterproofing, the networks (electricity, water, drainage), the comfort (light, noise, heat), followed by the documents (title deeds, permits). Come back at a different time, and consult an independent expert before signing.

Before your visit: documents to request

Save time by asking in advance:

• The land title number (or the melkia if the property is not registered); ;
• the plans of the riad, if any; ;
• the authorisations details of the work carried out and, where possible, the invoices; ;
• a possible certificate of stability or a recent expert report; ;
• for a riad in operation: its status (licence, classification) and its letting history.

Legal status determines everything else. Our guide to the land title in Morocco explains how to check this, including online.

1. The Derb and access

• How many minutes’ walk is it from the nearest point accessible by taxi or car?
• Is the alleyway lit up in the evening? Is it busy or quiet?
• Can a two-wheeler or a delivery cart get right up to the door (essential for building work)?
• Are there any shops, a bakery, a hammam or a mosque nearby? This can often add to the charm… though it depends on how sensitive you are to noise.
• Is the riad easy for travellers to find?

2. Structure: something that isn’t easily remedied

Cracks

Distinguish between common micro-cracks in plaster and through-cracks, stair-step cracks or cracks that are widening. Check the corners, the lintels above doors and windows, and the junction between walls and floors.

Floors and ceilings

In old riads, the floors often rest on wooden beams. Look out for sagging floors, signs of insect damage or rot, and warped ceilings.

Partition walls

The riad shares its walls with the neighbours. Ask whether any building work has been carried out on their properties, whether any cracks have appeared recently, and check the condition of the walls from the terrace.

Since the earthquake in September 2023, we have been recommending a independent structural assessment for each riad, regardless of any assurances given by the seller.

3. Damp: the main problem with a riad

Damp is the most common problem we come across in old riads. It can be identified by several signs:

• Capillary action : stains, salt efflorescence (whitish deposits) or crumbling render at the base of the walls, particularly on the ground floor around the patio.
• Tadelakt with blisters or comes away from the wall in bathrooms.
• A musty smell, suspicious fresh paint in a single room.
• Infiltrations Beneath the terrace: stains on the ceiling of the top floor.
• Evacuations The patio and terrace: where does the rainwater go? Are the drains clear?

A good habit: visit the property after it has rained, if possible, and feel the walls. Damp that is properly diagnosed can be treated; hidden damp can prove costly. Our guide to renovating a riad in Marrakech sets out the solutions and budgets.

4. The terrace: views, waterproofing and compliance

• Condition of the surfacing and waterproofing; gradients towards the drains.
• Sturdy railings at a suitable height.
• Structures on the terrace (bedroom, living room, summer kitchen): are they listed on the title deed and have they been authorised?
• Facing the neighbouring terraces and offering a truly unobstructed view.
• Location of water heaters, air-conditioning units and tanks.

5. Utilities: electricity, water, drainage

• Electricity : a recent fuse box with circuit breakers, earth connections and a meter registered in the seller’s name. Be wary of extension leads and exposed wiring.
• Water : water pressure on each floor, condition of visible pipework, presence of a water tank or booster pump.
• Hot water : number and condition of water heaters; sufficient capacity for all bathrooms.
• Sanitation : connection to the mains, odours in bathrooms or around traps.
• Invoices : Ask for the most recent water and electricity bills, and check that there are no outstanding payments.

6. Everyday comfort

• Light : Does the patio let light into the downstairs rooms? Which bedrooms have windows?
• Ventilation and heating : How does the riad fare in summer? Is there air conditioning, is it reversible, and is it in good working order?
• Noise : neighbours, the street, adjoining terraces, the call to prayer from a nearby mosque.
• Traffic flows : steep or narrow staircases, step height, accessibility for elderly parents.
• Storage and kitchen areas, which are often too small in older riads.

7. If you’re thinking of letting out a property or running a guesthouse

• Number of rooms with en-suite bathrooms.
• Sound insulation between the bedrooms.
• Communal areas (lounge, terrace, breakfast room).
• Compliance with classification standards: purchase does not constitute authorisation to operate, which is governed by Law No. 80-14.

Questions to ask the seller

1. How long have you been the owner, and how did you acquire the property?
2. Does the riad have a title deed? Do all the owners agree to sell?
3. What work was carried out, when, by whom, and under what authorisations?
4. Were there any leaks, cracks or repairs following the 2023 earthquake?
5. What is included in the sale: furniture, household appliances, air conditioning, furnishings?
6. What are the annual service charges (council tax, water, electricity, maintenance)?
7. Is the riad let out? Under what tenancy arrangements and what is its history?
8. Is there a dispute with a neighbour or a planned project involving a party wall?

The answers are no substitute for verification, but they guide the assessment. For further information, see the Pitfalls to avoid when buying property in Morocco.

After the visit: the next steps

• Please come back at a different time (Friday evening, a rainy day).
• Call in an expert : structure, humidity, networks.
• Have the documents checked by the solicitor before any preliminary agreement is signed.
• Break down the work before making an offer.

The summary checklist

• Access — To be checked: Taxi journey distance, lighting, deliveries
• Structure — To be checked: Cracks, floors, party walls
• Damp — To be checked: Base of walls, tadelakt, top-floor ceilings
• Terrace — To be checked: Waterproofing, drainage, planning permission
• Utilities — To be checked: Electrical panel, hot water, drainage
• Comfort — To be checked: Lighting, noise, temperature
• Documents — To be checked: Land title, permits, invoices

Frequently Asked Questions

How many times should you visit a riad before buying it?

At least twice, on separate occasions, followed by a viewing with an expert. That initial ‘love at first sight’ feeling from the first viewing needs to be confirmed with a clear head.

How can you spot damp in a riad?

Check the base of the walls (saltpetre, flaking plaster), the ceilings beneath the terrace (stains), the tadelakt in the bathrooms (blisters) and the drainage on the patio. A musty smell is also a warning sign.

What questions should you ask the seller of a riad?

The status of the title deed, the consent of all owners, the history of works and planning permission, any claims, what is included in the sale and the annual service charges.

Should you have a riad valued before buying it?

Yes. An independent assessment of the building’s structure, damp levels and service networks is strongly recommended, particularly in the wake of the 2023 earthquake.

What should you look out for on a riad’s terrace?

Waterproofing, gradients and drainage, guardrails, the consistency of any extensions, and the actual quality of the view.

Visit with Klair & Arno

We organise your viewings in the medina, accompany you on site with this checklist, and put you in touch with independent experts. You’ll leave with a clear picture, not just a spur-of-the-moment decision. Contact us and check out our guide to buy a riad in the medina of Marrakech.